01 02. CPA260003 Z260006 PZ Staff Report
Extracted text (via pymupdf)
77998 characters
CPA260003 & Z260006
Page 1 of 13
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Cases:
CPA260003 & Z260006 – Tonopah 75
Hearing Date:
July 23, 2026 (Continued from June 25, 2026)
Supervisor District:
4
Applicant:
Natalie Maikoski, EPS Group, Inc.
Owners:
Tonopah I-10 & 355 Ave-72 Acre, LLC & JR Investments 10 LLC
Requests:
1) General Comprehensive Plan Amendment (CPA) to change the land
use designation within the Tonopah/Arlington Area Plan from Rural
Densities (0-1 du./ac.) to Industrial on 42.5 acres
2) Zone Change from Rural-43 to IND-2 IUPD
Site Location:
Generally located 1,320’ east of the NEC of 355th Ave. and McDowell Rd.
in the Tonopah area
Site Size:
Approximately 74.51 acres
Density:
N/A
County Island:
No
County Plan:
Tonopah/Arlington Area Plan – Rural Densities 0-1 du./ac.
Municipal Plan:
N/A
Support/Opposition:
None known
Recommendations:
1) Approve (CPA260003)
2) Approve with conditions (Z260006)
CPA260003 & Z260006
Page 2 of 13
Project Summary:
1.
The applicant, Natalie Maikoski, EPS Group, Inc. is requesting a General Comprehensive Plan
Amendment (CPA) to change the land use designation from Rural Densities 0 – 1 du./ac. to
Industrial for 42.5 acres adjacent to approximately 32 acres of land already designated Industrial
in the Tonopah/Arlington Area Plan. A concurrent application for a zone change from Rural-43 to
IND-2 IUPD has been submitted without a precise plan of development for all of the 74.5 acres.
Future development is anticipated to consist of offices, warehouse flex spaces, manufacturing,
and various other uses allowed within the IND-2 zoning district. The IUPD overlay will limit entitled
uses to those considered to be rural industrial uses that are appropriate within a rural influence
area.
2.
The subject site consists of 11 contiguous parcels totaling approximately 75 acres located
directly south of I-10 and east of the northwest corner of 355th Ave. and McDowell Rd. Although
the immediate area is largely vacant, there is a small cluster of manufactured homes to the south.
Additionally, the parcel adjacent to the east is owned by the Arizona State Land Department
(ASLD).
3.
The IUPD does not propose any deviations to the IND-2 zoning district’s development standards.
Future development will conform to the allowed uses and development standards of the base
IND-2 zoning district. The projected timeframe for future development is three years once the
necessary land use entitlements have been obtained.
4.
The narrative asserts that the proposed development meets the Comprehensive Plan
Amendment criteria in the following manners:
Whether the amendment constitutes an overall improvement to the Comprehensive Plan and is
not solely for the good or benefit of a particular landowner or landowners at a particular time
The request to amend the comprehensive plan and rezone the subject property is supported by
the County’s recent land use changes to industrial in the area, as well as the site’s strategic
location along the I-10 corridor, which is emerging as a key employment and logistics spine for
the region. The land use change also makes sense since approximately 32 acres of the site is
already classified as Industrial.
Whether the amendment will adversely impact all or a portion of the planning area by:
•
On-site and regional location
o The proposed site is suitable for the requested Industrial land use area due to its proximity
to several planned and existing industrial projects in the area
•
Altering acceptable land use patterns to the detriment of the plan
o The proposed Industrial land use designation already exists on a large portion of the site.
This request expands the industrial area to encompass the limits of the project site to
allow for more cohesive development.
•
Requiring public expenditures for larger and more expensive infrastructure.
CPA260003 & Z260006
Page 3 of 13
o The site is located along an existing major transportation route and along a section line
arterial alignment indicating there will be sufficient infrastructure in the region.
Furthermore, there has been significant recent development planning in the region to bring
infrastructure to the area.
•
Requiring public improvements to roads, sewer, or water systems that are needed to support
the planned land uses.
o As aforementioned, recent development planning will bring necessary infrastructure
improvements to the area. Furthermore, the developer is committed to paying its
reasonable share of the costs of new infrastructure, services and other public
improvements that may be required for the project.
•
Adversely impacting planned uses because of increased traffic.
o Although the immediate area is currently rural in nature, the planned uses by the County
(and City of Buckeye) include significant industrial, employment, and commercial uses
which will generate medium to high levels of traffic. In light of this, the County’s
Transportation Plan already identifies I-10 and the section line street alignments as major
traffic carriers which will serve and support the planned development. This proposal,
which reclassifies approximately 45 acres from Rural to Industrial will certainly add some
traffic to the area’s transportation network but will produce minimal impact because it
aligns with the long-term vision and plans for the region. Industrial developments, like the
proposed project, are typically low traffic generators.
•
Affecting the livability of the area or health or safety of present and future residents.
o Although this requested reclassification of property will not directly result in development,
the amendment will allow for infrastructure investment in the area like roads, reliable
power, and most importantly, water and sewer, all of which will improve the livability of
the area for current and future residents. Furthermore, future development will comply
with all applicable federal, state, and local laws, regulations, and guidelines, as required.
•
Adversely impacting the natural environment or scenic quality of the area in contradiction to the
plan.
o Any future development will consider the potential environmental impacts of a project and
will address concerns raised by the County regarding potential impacts on the
environment and scenic quality of the area. Additionally, being that Interstate 10 runs
adjacent to the property, future projects can improve on the scenic quality for the
residentially designated land south of our site by acting as a visual (and audial) buffer.
Whether the Amendment is consistent with the overall intent of the Comprehensive Plan.
This amendment will expand on an already growing industrial/employment node in the region
which promotes more efficient use of infrastructure, transportation, and land uses that is
promoted in the Comprehensive Plan.
The extent to which the Amendment is consistent with the specific goals and policies contained
within the plan.
CPA260003 & Z260006
Page 4 of 13
Land Use: Promote efficient land development that is compatible with adjacent land uses, is
well integrated with the transportation system, and is sensitive to the natural environment
•
Policy L1.3 Encourage land developers to cooperate with residents, and homeowner’s
associations during any development review process for construction near the property
holdings of those residents and homeowner’s associations.
The developer is committed to being a good neighbor, acting in good faith, and cooperating
with residents and all interested parties. The project has met all citizen notification, outreach,
and reporting requirements as outlined in the zoning ordinance and citizen participation
report.
•
Policy L1.5 Review development proposals along major streets and adjacent to existing and
approved land uses to determine compatibility with those uses
All project specific development plans will be submitted to the County and adjacent property
owners for review and comment as part of the Site Plan process.
•
Policy L1.7 Encourage light industrial development in the vicinity of the Palo Verde Nuclear
Generating Station.
The site’s location along Interstate 10 and proximity to the Palo Verde Nuclear Generating
Station warrant and support the proposed industrial land use classification.
•
Policy L3.2 New urban development shall 1) supply evidence of adequate supply of potable
water, and 2) provide for public wastewater treatment.
Will serve letters for these utilities are being provided by Global Water Resources.
•
Policy L3.3 New urban zoning shall be within one mile of existing urban development.
This request for an Industrial land use classification and zoning is for property adjacent to
existing Industrially designated land and is thus in conformance with this policy.
Environmental: Promote development that considers adverse environmental impacts on the
natural and cultural environment, preserves highly valued open space, and remediates areas
contaminated with hazardous materials. Improve air quality and reduce noise impacts.
•
Policy E1.3 Encourage compatible land use relationships with sources of excessive noise.
Compatible land use relationships and noise-mitigation strategies may include restricting site
access, incorporating site design features that improve transitions between uses, enhancing
perimeter landscaping, and applying architectural articulation or other building features to
reduce noise impacts adjacent to noise sensitive existing or planned uses.
•
Policy E2.1 Support Flood Control District policies, drainage regulations, and flood plain
regulations for all development within the County.
This development will comply will all FCD policies, drainage regulations, and floodplain
regulations.
CPA260003 & Z260006
Page 5 of 13
•
Policy E2.6 Encourage the use of drought tolerant and low water consumptive landscape
materials.
This development will adhere to all County landscaping requirements and design standards,
and will prioritize the use of drought-tolerant, low-water landscape materials to minimize
impacts on local water resources.
•
Policy E3.1 Encourage the protection of threatened and endangered species.
This development will ensure full compliance by incorporating practices that promote the
protection and preservation of any threatened and endangered species identified throughout
the development process.
•
Policy E3.4 Recognize the unique character of the Palo Verde Hills and encourage desert
preservation practices when reviewing proposed land use changes that may affect them.
The project acknowledges the existing natural features of the Palo Verde Hills, including the
washes present on the site. At this stage, the intent is to consider how these washes can be
preserved or incorporated into the overall site design in a manner that supports the natural
desert character. As the project advances, through the development process, additional
evaluation will help determine opportunities to maintain their visual and ecological role within
the landscape.
Aerial photo of subject site (close up)
CPA260003 & Z260006
Page 6 of 13
Aerial image & surrounding environs (zoomed out)
Existing On-Site and Adjacent Zoning / Land Use:
5.
On-site:
Rural-43 / vacant
North:
Interstate-10 then Rural-43 / vacant
South:
Rural-43 / Single-family residences
East:
IND-3 / vacant
West:
Rural-43 / vacant
Land Use Map of the Arlington/Tonopah Area Plan with the Rural Densities and Industrial land uses.
CPA260003 & Z260006
Page 7 of 13
Zoning District Map
Land use exhibit
CPA260003 & Z260006
Page 8 of 13
Proposed Zoning exhibit
Utilities, Services and Infrastructure:
6.
Water:
Global Water Resources (Documentation provided)
Wastewater:
Global Water Resources (Documentation provided)
School Districts:
Saddle Mountain Unified School District
Fire:
Rural Metro (Not obtained)
Police:
Maricopa County Sheriff's Office
Electric:
APS (Documentation provided)
7.
There are currently no municipal or private company services available to the subject site. The
applicant, however, has obtained documentation from the Global Water Resources, APS, Lumen,
and Southwest Gas regarding future development of infrastructure for water, wastewater,
electricity, gas, and internet.
Right-of-Way:
8.
The following table (next page) includes existing and proposed half-width right-of-way and the
future classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
CPA260003 & Z260006
Page 9 of 13
Street Name
Half-width Existing R/W
Half-width Proposed
R/W
Future
Classification
W. McDowell Rd.
N/A
65’
N/A
351st Ave Alignment
N/A
40’
N/A
9.
The southern boundary of the subject site consists of future McDowell roadway at a section line.
Maricopa County Department of Transportation (MCDOT) reserves 65’ for future half width right-
of-way. Additionally, MCDOT reserves 40’ for future half width right-of-way for the east boundary
of the site along the mid-section alignment for the future 351st Ave. Lastly, 355th Ave. will serve
as the primary access point from the Interstate-10 highway to the subject site as a minor collector
road with a future classification as a principal arterial.
Adopted Plan:
10.
Tonopah/Arlington Area Plan (adopted September 6, 2000): The Tonopah/Arlington Area plan
promotes industrial development in proximity to the I-10 freeway, particularly near the
interchange north of the Palo Verde Nuclear Generating Station (PVNGS). The plan already
designates a portion of the site for Industrial uses. CPA260003 requests the remainder of the site
to be designated Industrial.
11.
Maricopa County Framework 2040 Comprehensive Plan (adopted May 20, 2026): Using the
Municipal-Rural Framework, the subject site is located within an Area of Rural Influence with a
designation of Rural Land Use. Consequently, it is considered to fall within a Rural Services Area,
where appropriate land uses can be supported without the need for infrastructure such as water,
wastewater, and other vital services. The applicant, however, has initiated conversations with
Global Water Resources, Southwest Gas, and APS for services and has been informed on the
necessary steps towards developing the infrastructure needed to support land uses consistent
with the base IND-2 zoning district. Documentation of these conversations has been provided.
The requested IND-2 IUPD zoning will limit entitled uses to those that considered rural industrial
and that do not require urban infrastructure.
12.
Although the documentation provided does not explicitly state a guarantee of services, it does
demonstrate the potential for and viability of developing much needed infrastructure that will not
only support the subject site’s future development but will also benefit the local area. In
consideration of this potential, the proposed land use would promote following policies and goals
of Framework 2040:
a. Land Use Policy #1.1: Maricopa County supports phasing plans for new urban development
to coordinate such development with new urban services and infrastructure
b. Transportation Policy #1.5: Maricopa County supports the preservation of rights-of-way, as
necessary, to maintain and extend the grid system, to support the state’s development of the
highway-interchange network, and to preserve the scenic corridors.
c. Economic Growth Policy #2.2: Maricopa County supports efforts to recruit prospective
businesses and industries to the County and efforts to retain existing businesses and
industries.
13.
The proposed land use would compel cross coordination between the various service providers
and stakeholders within the area such as the utility companies, existing landowners of industrial
and residential land adjacent to the subject site. Additionally, because the subject site is located
along a section and mid-section line, as well as a future principal arterial, this promotes the
CPA260003 & Z260006
Page 10 of 13
extension and maintenance of the grid system. Lastly, the IND-2 IUPD zoning district allows for
varied land uses that would allow flexibility in attracting a vast array of commercial and industrial
types.
14.
Rural industrial uses are appropriate within a rural service area.
Public Participation Summary:
15.
The applicant complied with all minimum public participation and notification requirements and
has thus far received no communication of questions, comments, or concerns. Staff has not
received any public comment on the CPA and rezoning requesting.
Outstanding Concerns from Reviewing Agencies:
16.
Correspondence was received from the Arizona State Land Department (ASLD) regarding
easement access along W. McDowell Rd. ASLD must be contacted as necessary during the
development process at POD and construction permitting stages.
Staff Analysis:
17.
Staff supports the request to change the land use to Industrial. The area plan already identifies a
portion of the site for future industrial land uses. The request to amend the area plan to include
additional acreage for industrial land use supports the vision of the area plan. It identifies future
development of industrial land uses along the Interstate-10 corridor which provides long-term
potential for economic growth in the planning area. Additionally, it also identifies industrial
development to occur north of the Pao Verde Nuclear Generating Station and within proximity of
an interchange such as 355th Ave.
18.
Staff supports the IND-2 IUPD zoning. The zone change would connect to and extend existing
industrial zoning to the east of the subject site and with other similar land use designations
directly north across the Interstate-10. This combined with the applicant’s coordination with
utility/service providers makes future development of infrastructure such as water and
wastewater a possibility for not only industrial development, but also for future commercial and
residential development that may follow.
19.
The applicant has emphasized several goals of the Tonopah/Arlington Area Plan such as Policy
L1.7 which encourage light industrial development in the vicinity of the Palo Verde Nuclear
Generating Station, and policy L1.10 which discourages the construction of dirt roads caused by
unplanned lot splitting. Staff concurs that the proposed land use and zone change would achieve
these goals.
20.
Lastly, rural industrial uses are appropriate within a rural service area. The IUPD overlay is applied
to limit entitled IND-2 uses to those acceptable to MCESD for wastewater service via onsite septic
systems until such time the site is served be sewer.
CPA260003 & Z260006
Page 11 of 13
Recommendation:
21.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve CPA260003.
22.
Staff recommends the Commission adopt a motion recommending that the Board of Supervisors
approve Z260006 subject to the following conditions ‘a’ – ‘j’:
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “Tonopah 75”, stamped received May 19, 2026, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the narrative report
entitled “Narrative Report”, consisting of 6 pages, stamped received May 29, 2026, except
as modified by the following conditions.
c.
Prior to any ground disturbing activity, an archaeological/historical review shall be
completed and submitted to the Arizona State Historic Preservation Office (SHPO).
d.
Administrative approval of a Plan of Development will be required prior to approval and
issuance of construction permits to develop and establish use of the site. Prior to
issuance of a building permit, written confirmation will be required from the emergency
fire protection jurisdiction having authority that the facility has been designed in
accordance with their regulations and requirements, and that emergency fire protection
service will be provided to the facility. Prior to issuance of the certificate of occupancy,
local fire protection jurisdiction review and approval will be required.
e.
An Industrial Unit Plan of Development (IUPD) overlay is applied to the site in order to limit
entitled IND-2 uses to those acceptable to MCESD for wastewater service via onsite septic
systems unless and until the site is connected to a public sewer system.
f.
The following Engineering conditions shall apply:
1.
The site contains areas of regulated floodplains (FEMA Zone AE. Access to the
site along McDowell Road will require floodplain disturbance. Any development
must comply with the Floodplain Regulations for Maricopa County.
2.
Given the site’s proximity to I-10 the applicant shall inquire of any concerns with
ADOT via their red-letter process (email redletter@azdot.gov).
3.
Without the submittal of a plan of development, no development approval will be
inferred by the engineering review, including, but not limited to drainage design,
access, and roadway alignments. These items will be addressed as development
plans progress and are submitted to the County for further review and/or
entitlement.
4.
Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
CPA260003 & Z260006
Page 12 of 13
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
5.
Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
6.
Detailed Grading and Drainage (Infrastructure) Plans must be submitted with the
application for Final Plat Approval and Building Permit.
g.
The following Maricopa County Department of Transportation conditions shall apply:
1.
The perimeter mid-section and section line alignments of the proposed
development requires the setback line to start from a future half street Right-of-
Way of 40-feet and 65- feet, respectively, per the Maricopa County Zoning
Ordinance Section 805.
2.
Any work connecting to or which may impact 355th Avenue may require
submittal of a TIA/TIS and/or a MCDOT Right-of-Way Permit to determine any
applicable requirements.
i. If a TIA/TIS has been previously submitted, approval is valid for one year.
If review for construction is not underway within this time period, MCDOT
may request an updated traffic report to assess any changes in condition.
h.
The following Maricopa County Environmental Services Department conditions shall
apply:
1.
An Approval to Construct application is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program for water, reclaimed water
and/or wastewater system infrastructure.
2.
A Water Service Agreement signed by the Utility is required and must be
submitted to MCESD’s Subdivision & Infrastructure Program if the
site/development will be provided with water and/or reclaimed water by a Utility.
A Capacity Assurance Form issued by the Utility is required to MCESD’s
Subdivision & Infrastructure Program if the site/development wastewater
service is being provided by a Utility.
i.
The property owner/s and their successors waive claim for diminution in value if the
County takes action to rescind approval due to noncompliance with conditions.
j.
The granting of this change in use of the property has been at the request of the applicant,
with the consent of the landowner. The granting of this approval allows the property to
enjoy uses in excess of those permitted by the zoning existing on the date of application,
subject to conditions. In the event of the failure to comply with any condition, the property
may be considered for revocation to the zoning that existed on the date of application. It
is, therefore, stipulated and agreed that either revocation due to the failure to comply with
any conditions, does not reduce any rights that existed on the date of application to use,
divide, sell or possess the property and that there would be no diminution in value of the
CPA260003 & Z260006
Page 13 of 13
property from the value it held on the date of application due to such revocation of the
Zone Change. The Zone Change enhances the value of the property above its value as of
the date the Zone Change is granted and reverting to the prior zoning results in the same
value of the property as if the Zone Change had never been granted.
Presented by:
Isaac Perez, Planner
Reviewed by:
Rachel Applegate, Planning Supervisor
Attachments:
Case Map (1 page)
Land Use Exhibit (1 page)
Zoning Exhibit (1 page)
Narrative - CPA (6 pages)
Narrative - Rezone (6 pages)
Engineering Memo (2 pages)
MCDOT Memo (1 page)
MCESD Memo (1 page)
Global Water Resources Will Serve Letter (3 pages)
APS Will Serve Letter (1 page)
Lumen Will Serve Letter (1 page)
Southwest Gas Will Serve Letter (1 page)
AZSLD Correspondence (1 page)
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 74 approx.
Generated May 29, 2026 10:32 AM
CPA260003
Application Name:
Legal Description
Tonopah 75
Applicant
Case Address
2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31,2N-5W-31
Natalie 623-4984676 Maikoski
Applicant Phone/Email
Parcel Primary:504-11-030A
(480) 503-2250
Map scale 1:6,531
Supervisor District No.
General Comprehensive Plan Amendment request to allow for Tonopah 75, a proposed industrial
development.
APN 504-11-020C
ARIZONA STATE
DEPT OF TRANSPORTATION
ZONED: RU-43
APN UNK
ZONED: RU-43
APN UNK
ZONED: RU-43
APN 504-11-013
ARIZONA STATE
STATE LAND DEPARTMENT
ZONED: RU-43
APN 504-11-013
ARIZONA STATE
STATE LAND DEPARTMENT
ZONED: RU-43
APN UNK
ZONED: RU-43
APN 504-11-010M
NUNEZ FRANCISCO/
TALAVERA NUNEX PETRA V
ZONED: RU-43
APN 504-11-010Z
LANDA JUAN
ZONED: RU-43
APN 504-11-057
STARR STEVEN T
ZONED: RU-43
APN 504-11-010X
NIETO ABRAHAM/
GLORIA M
ZONED: RU-43
APN 504-11-010H
OLEA HERMINIO
ZONED: RU-43
APN 504-11-030B
SUN STATE TOWERS III LLC
EXISTING W.C.F.
ZONED: RU-43
S89° 29' 00.00"E
65.00'
N00° 31' 00.00"E
65.00'
N89° 29' 00.00"W
65.00'
N00° 31' 00.00"E
122.63'
S74° 18' 00.10"E
2742.74'
S00° 31' 00.00"W
788.57'
N89° 28' 00.50"W
2647.00'
N00° 31' 00.00"E
1318.52'
MCDOWELL RD ALIGNMENT
355TH AVE
I-10 FWY
351ST AVE
350TH AVE
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
25-0385 - Tonopah 75
Tonopah 75
Maricopa County, Arizona
EPS
EPS
25-0385
of 1
1
LU01
Land Use Exhibit
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
SUBJECT SITE
PROPOSED LAND USE:
INDUSTRIAL
200
0
200
400
scale 1" = 200'
feet
PROJECT DATA
A.P.N.:
504-11-016N; -016R; -016S; -016T; -016U; -016V;
-016Y; -016Z; -017E; -028, & -030A
EXISTING LAND USE:
VACANT / UNDEVELOPED
PROPOSED LAND USE:
INDUSTRIAL
EXISTING COMPREHENSIVE PLAN:
TONOPAH/ARLINGTON AREA PLAN
EXISTING LAND USE AREA:
INDUSTRIAL & RURAL DENSITIES 0-1 DU/AC
PROPOSED LAND USE AREA:
INDUSTRIAL
EXISTING ZONING:
R-43
PROPOSED ZONING:
IND-2
GROSS AREA:
75 ACRES (3,246,015 SF)
NET AREA:
75 ACRES (3,246,015 SF)
MAX LOT COVERAGE:
60%
MAX BUILDING HEIGHT:
40'
PROJECT TEAM
PROPERTY OWNER/DEVELOPER:
TONOPAH I-10 & 355 AVE-72 ACRE LLC/JR
INVESTM
5112 W ARROWHEAD LAKES DR
GLENDALE, AZ 85308
CONTACT: TONY MODI
tonymodi@outlook.com
PLANNING:
EPS GROUP, INC.
1130 N. ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL: (480)-503-2250
CONTACT: JOSH HANNON
josh.hannon@epsgroupinc.com
VICINITY MAP
N.T.S.
SUBJECT SITE
MCDOWELL (ALIGNMENT)
I-10 PAPAGO FREEWAY
355TH AVENUE
VAN BUREN STREET
HASSAYAMPA ROAD
LAND USE:
INDUSTRIAL
LAND USE:
BELMONT DMP
LAND USE:
RURAL DENSITIES 0-1 DU/AC
LAND USE:
RURAL DENSITIES 0-1 DU/AC
LAND USE:
RURAL DENSITIES 0-1 DU/AC
LAND USE:
RURAL DENSITIES 0-1 DU/AC
LAND USE:
INDUSTRIAL
APN 504-11-020C
ARIZONA STATE
DEPT OF TRANSPORTATION
ZONED: RU-43
APN UNK
ZONED: RU-43
APN UNK
ZONED: RU-43
APN 504-11-013
ARIZONA STATE
STATE LAND DEPARTMENT
ZONED: RU-43
APN 504-11-035B
BELMONT INFRACO LLC
ZONED: IND-3
APN UNK
ZONED: RU-43
APN 504-11-010M
NUNEZ FRANCISCO/
TALAVERA NUNEX PETRA V
ZONED: RU-43
APN 504-11-010Z
LANDA JUAN
ZONED: RU-43
APN 504-11-057
STARR STEVEN T
ZONED: RU-43
APN 504-11-010X
NIETO ABRAHAM/
GLORIA M
ZONED: RU-43
APN 504-11-010H
OLEA HERMINIO
ZONED: RU-43
APN 504-11-030B
SUN STATE TOWERS III LLC
EXISTING W.C.F.
ZONED: RU-43
N00° 31' 00.00"E
122.63'
S74° 18' 00.10"E
2742.74'
S00° 31' 00.00"W
788.57'
N89° 28' 00.50"W
2647.00'
N00° 31' 00.00"E
1318.52'
MCDOWELL RD (ALIGNMENT)
355TH AVE
I-10 FWY
351ST AVE
350TH AVE
10.0'
B.S.L.
10.0'
B.S.L.
65.0'
R/W
20.0'
B.S.L.
0.0'
B.S.L.
S89° 29' 00.00"E
65.00'
N00° 31' 00.00"E
65.00'
N89° 29' 00.00"W
65.00'
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
25-0385 - Tonopah 75
Tonopah 75
Maricopa County, Arizona
EPS
EPS
25-0385
of 1
CASE #: TBD
1
ZA01
Site Plan
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
SUBJECT SITE
PROPOSED ZONE:
IND-2
200
0
200
400
scale 1" = 200'
feet
PROJECT DATA
PROJECT TEAM
PROPERTY OWNER/DEVELOPER:
TONOPAH I-10 & 355 AVE-72 ACRE LLC/JR
INVESTM
5112 W ARROWHEAD LAKES DR
GLENDALE, AZ 85308
CONTACT: TONY MODI
tonymodi@outlook.com
PLANNING:
EPS GROUP, INC.
1130 N. ALMA SCHOOL RD., SUITE 120
MESA, AZ 85201
TEL: (480)-503-2250
CONTACT: JOSH HANNON
josh.hannon@epsgroupinc.com
VICINITY MAP
N.T.S.
SUBJECT SITE
MCDOWELL (ALIGNMENT)
I-10 PAPAGO FREEWAY
355TH AVENUE
VAN BUREN STREET
HASSAYAMPA ROAD
A.P.N.:
504-11-016N; -016R; -016S; -016T; -016U; -016V;
-016Y; -016Z; -017E; -028, & -030A
EXISTING LAND USE:
VACANT / UNDEVELOPED
PROPOSED LAND USE:
INDUSTRIAL
EXISTING COMPREHENSIVE PLAN:
TONOPAH/ARLINGTON AREA PLAN
EXISTING LAND USE AREA:
INDUSTRIAL & RURAL DENSITIES 0-1 DU/AC
PROPOSED LAND USE AREA:
INDUSTRIAL
EXISTING ZONING:
R-43
PROPOSED ZONING:
IND-2
GROSS AREA:
75 ACRES (3,246,015 SF)
NET AREA:
75 ACRES (3,246,015 SF)
MAX LOT COVERAGE:
60%
MAX BUILDING HEIGHT:
40'
SCHOOL DISTRICT:
SADDLE MOUNTAIN USD #90
PROJECT REQUEST
ZONE CHANGE FROM RU-43 TO IND-2 FOR TONOPAH 75.
UTILITY COMMITMENT TABLE
WATER
GLOBAL WATER RESOURCES
WASTEWATER
GLOBAL WATER RESOURCES
FIRE PROTECTION
RURAL METRO
POLICE PROTECTION
MARICOPA COUNTY
ELECTRIC
APS
NATURAL GAS
SOUTHWEST GAS
TELEPHONE
COX / CENTURYLINK
REFUSE
PRIVATE SERVICE
Innovate to Elevate Lives
epsgroupinc.com
Arizona | Colorado
1 of 6
Case #: CPA26-0003
Tonopah 75
Southeast corner of 355th Avenue & I-10 Freeway
Comprehensive Plan Amendment
Narrative Report
Prepared: May 12, 2026
Owner/Developer
Planning Consultant
Tonopah I-10 & 355 Ave-72 Acre LLC
EPS Group, Inc.
5112 W Arrowhead Lakes Dr
1130 N Alma School Rd, Suite 120
Glendale, AZ 85308
Mesa, AZ 85201
Contact: Tony Modi
Contact: Josh Hannon
Innovate to Elevate Lives
epsgroupinc.com
Arizona | Colorado
2 of 6
A. EXECUTIVE SUMMARY
EPS Group, Inc., on behalf of Tonopah I-10 & 355th Ave-72 Acre LLC (Property Owner), submits this minor Comprehensive
Plan Amendment request to allow for Tonopah 75, a proposed industrial development. Tonopah 75 is undeveloped, vacant
parcel of land currently zoned RU-43 and is within the Tonopah/Alington overlay area of the County’s Comprehensive Plan.
The property owner is proposing to reclassify the westernmost 42.5 acres of the property from Rural to Industrial to match
the existing 31.9 acres in anticipation of future industrial and employment development. Concurrent to this request, the
landowner is seeking a rezone from RU-43 to IND-2 for all of the 75 acres.
On-Site and Regional Location:
This site is generally located one-quarter mile east of the southeast corner of 355th Avenue and the I-10 Freeway within the
unincorporated limits of Maricopa County, Arizona and is identified as Maricopa County Assessor Parcel Numbers (APNs):
504-11-016N; -016R; -016S; -016T; -016U; -016V; -016Y; -016Z; -017E; -028, and -030A.
CPA Size and Description of Land Use Types by Acreage:
Tonopah 75 is approximately 75 acres (+/- 74.4 acres) in size and is within the Tonopah/Arlington Area Plan of the Maricopa
County Comprehensive Plan. The current land use classifications for the site are Industrial and Rural Residential (Densities
0-1 dwelling units per acre (du/ac)). This application requests that the entire site be reclassified as Industrial.
Land Use Map per Maricopa County 2020 Tonopah Arlington Area Plan
Roads/Transportation Systems service the proposed project:
Primary access to the site will be provided via McDowell Road, on which the property has 150 feet of frontage. McDowell
Road connects to 355th Avenue just south of Interstate 10 making this location ideal for industrial development. Upon
completion of a project specific site plan, the site will be improved with on-site paving, landscaping, and utilities as needed
to serve the project.
Suitability with Surrounding Land Uses:
In addition to including 30 acres of Industrially classified land, the subject site lies in proximity to several significant planned
and existing employment nodes, including the Belmont Community Planning Area (CPA), the Tratt development, and the
Emmerson industrial project; each of which signals the County’s intent to accommodate future industrial and employment
growth in this corridor. Combined, our site, the Tratt, Emmerson, and Belmont properties represent +/-1,360 acres of
Industrial development in the immediate area which supports this request. Additionally, the site lies adjacent to several
hundred acres of Arizona State Trust Land, which limits potential land use conflicts and enhances compatibility with
adjacent properties.
epsgroupinc.com
Arizona | Colorado
3 of 6
Along a portion of the south boundary, beyond the McDowell Road alignment, lie a handful of existing large acreage
residential lots. To ensure compatibility between the differing land uses, the development will incorporate a series of site
design, operational, and buffering measures intended to minimize potential impacts on nearby residents. These measures,
some of which are listed below, will be consistent with the County’s development standards and best practices for
transitions between industrial and residential properties.
Enhanced perimeter buffering or landscaping.
Installation of solid screen walls/fences design to reduce visibility, noise, and light spillover.
Industrial uses with higher potential for noise or visual impacts, such as loading areas, overhead doors, outdoor
equipment, shall be oriented away from the residential uses.
Enhanced building articulation, material variation, and reduced heights for elevations that face residential
properties.
Mechanical equipment must be screened or enclosed to reduce operational noise.
All outdoor activities must comply with established criteria for dust, odor, vibration, and emissions.
Employee and visitor parking shall be oriented closest to the residential lots to act as an additional buffer.
Contextual Land Use Map of Project Site & Adjacent Properties
epsgroupinc.com
Arizona | Colorado
4 of 6
B. WHETHER THE AMENDMENT CONSTITUTES AN OVERALL IMPROVEMENT TO THE COMPREHENSIVE
PLAN AND IS NOT SOLELY FOR THE GOOD OR BENEFIT OF A PARTICULAR LANDOWNER OR OWNERS
AT A PARTICULAR POINT IN TIME.
The request to amend the comprehensive plan and rezone the subject property is supported by the County’s recent
land use changes to industrial in the area, as well as the site’s strategic location along the I-10 corridor, which is
emerging as a key employment and logistics spine for the region. The land use change also makes sense since
approximately 32 acres of the site is already classified as Industrial.
C. WHETHER THE AMENDMENT WILL ADVERSELY IMPACT ALL OR A PORTION OF THE PLANNING AREA
BY:
1. On-Site and Regional Location
The proposed site is suitable for the requested Industrial land use area due to its proximity to several planned and
existing industrial projects in the area.
2. Altering acceptable land use patterns to the detriment of the plan.
The proposed Industrial land use designation already exists on a large portion of the site. This request expands the
industrial area to encompass the limits of the project site to allow for more cohesive development.
3. Requiring public expenditures for larger and more expensive infrastructure.
The site is located along an existing major transportation route and along a section line arterial alignment indicating
there will be sufficient infrastructure in the region. Furthermore, there has been significant recent development
planning in the region to bring infrastructure to the area.
4. Requiring public improvements to roads, sewer, or water systems that are needed to support the
planned land uses.
As aforementioned, recent development planning will bring necessary infrastructure improvements to the area.
Furthermore, the developer is committed to paying its reasonable share of the costs of new infrastructure, services and
other public improvements that may be required for the project.
5. Adversely impacting planned uses because of increased traffic.
Although the immediate area is currently rural in nature, the planned uses by the County (and City of Buckeye)
include significant industrial, employment, and commercial uses which will generate medium to high levels of
traffic. In light of this, the County’s Transportation Plan already identifies I-10 and the section line street alignments
as major traffic carriers which will serve and support the planned development. This proposal, which reclassifies
approximately 45 acres from Rural to Industrial will certainly add some traffic to the area’s transportation network
but will produce minimal impact because it aligns with the long-term vision and plans for the region. Industrial
developments, like the proposed project, are typically low traffic generators.
6. Affecting the livability of the area or health or safety of present and future residents.
Although this requested reclassification of property will not directly result in development, the amendment will allow
for infrastructure investment in the area like roads, reliable power, and most importantly, water and sewer, all of which
will improve the livability of the area for current and future residents. Furthermore, future development will comply
with all applicable federal, state, and local laws, regulations, and guidelines, as required.
7. Adversely impacting the natural environment or scenic quality of the area in contradiction to the plan.
Any future development will consider the potential environmental impacts of a project and will address concerns
raised by the County regarding potential impacts on the environment and scenic quality of the area. Additionally,
being that Interstate 10 runs adjacent to the property, future projects can improve on the scenic quality for the
residentially designated land south of our site by acting as a visual (and audial) buffer.
epsgroupinc.com
Arizona | Colorado
5 of 6
D. WHETHER THE AMENDMENT IS CONSISTENT WITH THE OVERALL INTENT OF THE COMPREHENSIVE
PLAN.
This amendment will expand on an already growing industrial/employment node in the region which promotes more
efficient use of infrastructure, transportation, and land uses that is promoted in the Comprehensive Plan.
E. THE EXTENT TO WHICH THE AMENDMENT IS CONSISTENT WITH THE SPECIFIC GOALS AND POLICIES
CONTAINED WITHIN THE PLAN.
Land Use: Promote efficient land development that is compatible with adjacent land uses, is well integrated
with the transportation system, and is sensitive to the natural environment.
•
Policy L1.3 Encourage land developers to cooperate with residents, and homeowner’s associations during any
development review process for construction near the property holdings of those residents and homeowner’s
associations.
The developer is committed to being a good neighbor, acting in good faith, and cooperating with residents
and all interested parties. The project has met all citizen notification, outreach, and reporting requirements
as outlined in the zoning ordinance and citizen participation report.
•
Policy L1.5 Review development proposals along major streets and adjacent to existing and approved land uses
to determine compatibility with those uses.
All project specific development plans will be submitted to the County and adjacent property owners for
review and comment as part of the Site Plan process.
•
Policy L1.7 Encourage light industrial development in the vicinity of the Palo Verde Nuclear Generating Station.
The site’s location along Interstate 10 and proximity to the Palo Verde Nuclear Generating Station warrant
and support the proposed industrial land use classification.
•
Policy L3.2 New urban development shall 1) supply evidence of adequate supply of potable water, and 2) provide
for public wastewater treatment.
Will serve letters for these utilities are being provided by Global Water Resources.
•
Policy L3.3 New urban zoning shall be within one mile of existing urban development.
This request for an Industrial land use classification and zoning is for property adjacent to existing
Industrially designated land and is thus in conformance with this policy.
Environmental: Promote development that considers adverse environmental impacts on the natural and
cultural environment, preserves highly valued open space, and remediates areas contaminated with
hazardous materials. Improve air quality and reduce noise impacts.
•
Policy E1.3 Encourage compatible land use relationships with sources of excessive noise.
Compatible land use relationships and noise-mitigation strategies may include restricting site access,
incorporating site design features that improve transitions between uses, enhancing perimeter
landscaping, and applying architectural articulation or other building features to reduce noise impacts
adjacent to noise sensitive existing or planned uses.
•
Policy E2.1 Support Flood Control District policies, drainage regulations, and flood plain regulations for all
development within the County.
This development will comply will all FCD policies, drainage regulations, and floodplain regulations.
•
Policy E2.6 Encourage the use of drought tolerant and low water consumptive landscape materials.
epsgroupinc.com
Arizona | Colorado
6 of 6
This development will adhere to all County landscaping requirements and design standards, and will
prioritize the use of drought-tolerant, low-water landscape materials to minimize impacts on local water
resources.
•
Policy E3.1 Encourage the protection of threatened and endangered species.
This development will ensure full compliance by incorporating practices that promote the protection and
preservation of any threatened and endangered species identified throughout the development process.
•
Policy E3.4 Recognize the unique character of the Palo Verde Hills and encourage desert preservation practices
when reviewing proposed land use changes that may affect them.
The project acknowledges the existing natural features of the Palo Verde Hills, including the washes
present on the site. At this stage, the intent is to consider how these washes can be preserved or
incorporated into the overall site design in a manner that supports the natural desert character. As the
project advances, through the development process, additional evaluation will help determine
opportunities to maintain their visual and ecological role within the landscape.
Economic Development: Promote a growing, balanced, efficient, and diversified economy, consistent with
available resources, which enhances quality employment opportunities, improves quality of life, and is
sensitive to the natural and cultural environment.
•
Policy ED1.4 Encourage commercial development adjacent to designated I-10 interchanges.
The project site is immediately adjacent to I-10 and near the interchange with Hassayampa Road to the
east. The site also lies one-quarter mile away from a future proposed interchange of I-10 with 355th Avenue.
•
Policy ED1.7 Require that future industrial and commercial development be adequately screened from public view.
The development of this site will meet all screen requirements as outlined in the Maricopa County zoning
ordinance.
F. CONCLUSION
The proposed land use reclassification to Industrial makes sense for multiple reasons, including the site’s adjacency to
Interstate 10, the existing Industrial designation for about half the project site, and recent legislative actions by the County
to support the creation of an industrial growth corridor in this area. Although this is only the first step in promoting
industrial and employment uses in the area, it is vital to establish the intended land uses now so adjacent landowners can
make appropriate decisions with their properties to improve the compatibility of the region.
Innovate to Elevate Lives
epsgroupinc.com
Arizona | Colorado
1 of 6
Case #: Z260006
Tonopah 75
Southeast corner of 355th Avenue & I-10 Freeway
Zone Change
Narrative Report
Prepared: May 29, 2026
Owner/Developer
Planning Consultant
Tonopah I-10 & 355 Ave-72 Acre LLC
EPS Group, Inc.
5112 W Arrowhead Lakes Dr
1130 N Alma School Rd, Suite 120
Glendale, AZ 85308
Mesa, AZ 85201
Contact: Tony Modi
Contact: Josh Hannon
Innovate to Elevate Lives
epsgroupinc.com
Arizona | Colorado
2 of 6
Purpose of Request
EPS Group, Inc., on behalf of Tonopah I-10 & 355th Ave-72 Acre LLC (Property Owner), submits this Zone Change request
from RU-43 to IND-2 to allow for Tonopah 75, a proposed industrial development located one-quarter mile east of the
southeast corner of 355th Avenue and the I-10 Freeway within the unincorporated limits of Maricopa County, Arizona.
Description of Proposal
Tonopah 75 is an undeveloped, vacant property currently zoned RU-43 but which has a Comprehensive Plan land use
classifications of Industrial (+/-31.9 acres) and Rural (+/-42.5 acres) Concurrent to this request, the developer is seeking a
Comprehensive Plan Amendment to amend the Rural land use area to Industrial to ensure future cohesive property
development. Other nearby industrial projects have laid the groundwork for what ultimately will become an industrial and
employment corridor for the County. Given that a significant portion of this property is already designated as Industrial, it
makes sense to extend that land use classification and zoning designation to the entire property.
Now is the appropriate time to make this land use change for the following reasons. First is the need to have the zoning
entitlement in place before end users will consider selecting a site for industrial or employment development. Second is
the time savings associated with obtaining the zoning entitlement. This greatly reduces the cost and risk for the end user,
thereby expediting the development timeframe. Also, placing the zoning on the property now, before imminent
development, will allow current and future landowners to make better land planning decisions with their property. Finally,
this area does not have much existing residential development to oppose industrial development. Thus by planting an
industrial land use flag now, future potential residents will be aware of potential land use conflicts.
Potential Uses
In alignment with its Comprehensive Plan designation of Industrial, this property, near the future intersection of two
interstate highways, is envisioned to provide a mix of employment and industrial uses that will result in economic
growth. The forecasted types of uses include office/warehouse flex space, pure warehousing, manufacturing, incubation
spaces for craftsman businesses, machinery maintenance/storage, tradesmen lots, etc. IND-2 uses are desired due to the
size of the property and location adjacent to an interstate transportation corridor, but IND-2 also allows for less intense
IND-1 uses where appropriate. All future uses are subject to Plan of Development (POD) and/or Site Plan review to ensure
they are compatible with adjacent land uses as well as developed in accordance with County regulations.
Site Data
A.P.N.s
504-11-016N; -016R; -016S; -016T; -016U; -016V; -016Y; -016Z; -017E; -028, & -030A.
Current Use
Undeveloped / Vacant
Existing Land Use Area
Industrial (31.9 acres) & Rural Densities 0-1 du/ac (42.5 acres)
Proposed Land Use Area Industrial
Existing Zoning
RU-43
Proposed Zoning
IND-2
Gross Area
75 Acres
Relationship to Surrounding Properties
The site lies in proximity to several significant planned and existing employment nodes, including the Belmont Community
Planning Area (CPA), the Tratt development (Elwood Logistics Center), and the Emmerson industrial project,—each of
which signals the County’s intent for this area to become a future industrial and employment growth corridor. Combined,
this site, the Tratt, Emmerson, and Belmont properties represent 1,360 acres of Industrial development in the immediate
epsgroupinc.com
Arizona | Colorado
3 of 6
area, supporting the reasonableness of this request. Additionally, the site is adjacent to several hundred acres of State Trust
Land, which limits potential land use conflicts and enhances compatibility with adjacent properties.
Along a portion of the south project boundary, beyond the McDowell Road alignment are a handful of existing large
acreage residential lots. To ensure compatibility between the differing land uses, the development will incorporate a series
of site design, operational, and buffering measures intended to minimize potential impacts on nearby residents. These
measures, some of which are listed below, will be consistent with the County’s development standards and best practices
for transitions between industrial and residential properties.
Enhanced perimeter buffering or landscaping.
Installation of solid screen walls/fences design to reduce visibility, noise, and light spillover.
Industrial uses with higher potential for noise or visual impacts, such as loading areas, overhead doors, outdoor
equipment, shall be oriented away from the residential uses.
Enhanced building articulation, material variation, and reduced heights for elevations that face residential
properties.
Mechanical equipment must be screened or enclosed to reduce operational noise.
All outdoor activities must comply with established criteria for dust, odor, vibration, and emissions.
Employee and visitor parking shall be oriented closest to the residential lots to act as an additional buffer.
Contextual Land Use Map of Project Site & Adjacent Properties
epsgroupinc.com
Arizona | Colorado
4 of 6
Location, Accessibility, & Circulation
This site is generally located one-quarter mile eat of the southeast corner of 355th Avenue and the I-10 Freeway within the
unincorporated limits of Maricopa County, Arizona and is identified as Maricopa County Assessor Parcel Numbers (APNs):
504-11-016N; -016R; -016S; -016T; -016U; -016V; -016Y; -016Z; -017E; -028, and -030A. Primary access to the site will be
provided via McDowell Road, on which the property has 2,600 feet of frontage. McDowell Road connects to 355th Avenue
just south of Interstate 10 making this location ideal for industrial development. Upon completion of a project specific site
plan, the site will be improved with on-site paving, landscaping, and utilities as needed to serve the project.
Development Schedule
Given the lengthy time of the initial entitlement process, our intent is to first secure the zoning for the property which we
expect to complete by the end of 2026. Once the land use entitlement is in place, the property will be marketed for
industrial and employment uses, for which demand continues to increase in this area. As such, we are anticipating a window
of 1-3 years for development to occur on the property.
Community Facilities and Services
School District: Saddle Mountain Unified School District #90
Parks:
Tartesso Community Parks (10 miles away)
Amenities:
No nearby public amenities
Public Facility:
Palo Verde Generating Station (10 miles away)
Drainage Statement
A portion of the site lies within regulatory floodway and special flood hazard Zone AE as delineated by Flood Insurance
Rate Map 04013C2060M, revised November 4, 2015. Preliminary drainage analysis will be required during the entitlements
phase of the project, and proposed encroachments into and improvements within the regulated areas will be subject to
the requirements of the Federal Emergency Management Agency and Flood Control District of Maricopa County (FCDMC).
The development will be subject to the hydrologic and hydraulic design requirements of FCDMC for onsite and frontage
runoff.
Utilities Statement
The project is expected to require main extensions or service agreements with the water and sewer utilities serving the
site, including adoption of the project site into the utility service area by Certificate of Convenience and Necessity
Extension.
Public Utilities and Services
Water:
Global Water Resources
Wastewater:
Global Water Resources
Police:
Maricopa County
Fire:
Rural Metro
Electric:
APS
Natural Gas:
Southwest Gas
Telephone:
Cox/CenturyLink
Refuse:
Private service
Innovate to Elevate Lives
epsgroupinc.com
Arizona | Colorado
5 of 6
Comprehensive Plan Compliance
Land Use: Promote efficient land development that is compatible with adjacent land uses, is well integrated
with the transportation system, and is sensitive to the natural environment.
•
Policy L1.3 Encourage land developers to cooperate with residents, and homeowner’s associations during any
development review process for construction near the property holdings of those residents and homeowner’s
associations.
The developer is committed to being a good neighbor, acting in good faith, and cooperating with residents
and all interested parties. The project has met all citizen notification, outreach, and reporting requirements
as outlined in the zoning ordinance and citizen participation report.
•
Policy L1.5 Review development proposals along major streets and adjacent to existing and approved land uses
to determine compatibility with those uses.
All project specific development plans will be submitted to the County and adjacent property owners for
review and comment as part of the Site Plan process.
•
Policy L1.7 Encourage light industrial development in the vicinity of the Palo Verde Nuclear Generating Station.
This site’s location along Interstate 10 and in proximity to the Palo Verde Nuclear Generating Station
warrant and support the proposed Industrial land use classification.
•
Policy L3.2 New urban development shall 1) supply evidence of adequate supply of potable water, and 2) provide
for public wastewater treatment.
Will serve letters for these utilities are being provided by Global Water Resources.
•
Policy L3.3 New urban zoning shall be within one mile of existing urban development.
This request for an Industrial land use classification and zoning is for property adjacent to existing
Industrially designated land thus in conformance with this policy.
Environmental: Promote development that considers adverse environmental impacts on the natural and
cultural environment, preserves highly valued open space, and remediates areas contaminated with
hazardous materials. Improve air quality and reduce noise impacts.
•
Policy E1.3 Encourage compatible land use relationships with sources of excessive noise.
Compatible land use relationships and noise-mitigation strategies may include restricting site access,
incorporating site design features that improve transitions between uses, enhancing perimeter
landscaping, and applying architectural articulation or other building features to reduce noise impacts
adjacent to noise sensitive existing or planned land uses.
•
Policy E2.1 Support Flood Control District policies, drainage regulations, and floodplain regulations for all
development within the County.
This development will comply will all FCD policies, drainage regulations, and floodplain regulations.
•
Policy E2.6 Encourage the use of drought tolerant and low water consumptive landscape materials.
This development will adhere to all County landscaping requirements and design standards, and will
prioritize the use of drought-tolerant, low-water landscape materials to minimize impacts on local water
resources.
epsgroupinc.com
Arizona | Colorado
6 of 6
•
Policy E3.1 Encourage the protection of threatened and endangered species.
This development will ensure full compliance by incorporating practices that promote the protection and
preservation of any threatened and endangered species identified throughout the development process.
•
Policy E3.4 Recognize the unique character of the Palo Verde Hills and encourage desert preservation practices
when reviewing proposed land use changes that may affect them.
The project acknowledges the existing natural features of the Palo Verde Hills, including the washes
present on the site. At this stage, the intent is to consider how these washes can be preserved or
incorporated into the overall site design in a manner that supports the natural desert character. As the
project advances through the development process, additional evaluation will help determine
opportunities to maintain their visual and ecological role within the landscape.
Economic Development: Promote a growing, balanced, efficient, and diversified economy, consistent with
available resources, that enhances quality employment opportunities, improves quality of life, and is
sensitive to the natural and cultural environment.
•
Policy ED1.4 Encourage commercial development adjacent to designated I-10 interchanges.
The project site is immediately adjacent to I-10 and near the interchange with Hassayampa Road to the
east. The site is also ¼ mile away from a future potential interchange of I-10 with 355th Avenue.
•
Policy ED1.7 Require that future industrial and commercial development be adequately screened from public view.
The development of this site will meet all screen requirements as outlined in the Maricopa County zoning
ordinance.
Conclusion
The proposed rezoning to Industrial (IND-2) makes sense for several reasons, including the site’s adjacency to Interstate 10,
the existing Industrial land use designation for a portion of the site, and recent legislative actions by the County that
support this area as an Industrial growth corridor. Although this is only the first step in promoting industrial and
employment uses in the area, it is vital to establish the intended zoning now so adjacent landowners can make appropriate
decisions with their properties to improve regional compatibility.
Zachary Kobza, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 723-5248
Fax: (602) 506-8762
www.maricopa.gov/planning
Email address:
Zachary.Kobza@maricopa.gov
Planning & Development
Engineering Plan Review
Date:
February 24, 2026
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Isaac Perez, Planner, Planning & Development Services
cc:
Bob Fedorka, PE, Engineering Manager, Planning & Development
From:
Zachary Kobza, PE, Senior Plans Examiner Engineer, Planning &
Development
Subject:
Z260006 – Zone change request to allow for Ronopah 75, industrial
development
APN(s):
504-11-017E
Engineering Review has reviewed the first plan and report routed for review on
2/10/2026, for the subject application and has no objections to the rezone, subject to
the following stipulations:
1. Any new site improvements will require a Plan of Development (that will require
an engineered grading and drainage plan) and Traffic Impact Study.
2. The site contains areas of regulated floodplains (FEMA Zone AE. Access to
the site along McDowell Road will require floodplain disturbance. Any
development must comply with the Floodplain Regulations for Maricopa
County.
3. Given the site’s proximity to I-10 the applicant shall inquire of any concerns
with ADOT via their red-letter process (email redletter@azdot.gov).
4. Without the submittal of a plan of development, no development approval will
be inferred by the engineering review, including, but not limited to drainage
design, access, and roadway alignments. These items will be addressed as
development plans progress and are submitted to the County for further review
and/or entitlement.
5. Engineering review of planning and/or zoning cases is for conceptual design
only. All development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; MCDOT Roadway
Design Manual; and current engineering policies, standards and best practices
at the time of application for construction.
6. Based on the conceptual design nature of the information submitted, changes
to the site layout and/or a reduction in the number of building lots may be
necessitated by the final engineering design of the subdivision drainage
infrastructure.
Page 2 of 2
7. Detailed Grading and Drainage (Infrastructure) Plans must be submitted with
the application for Final Plat Approval and Building Permits
Please contact me with any questions.
Engineering Division
2901 W. Durango Street
Phoenix, Arizona 85009
P: 602.506.4889
F: 602.506.5969
MCDOT Planning TAC Comments
Date: 3/17/2026
TAC Assigned Number: CPA260003/Z260006
APN: 504-11-016V, 504-11-016Y, 504-11-028, 504-11-016N, 504-11-016T, 504-11
017E, 504-11-016U, 504-11-016R, 504-11-016S, 504-11-016Z, 504-11-030A
Description of Request: CPA and Rezone from Rural-43 to IND-2
Project Name: Tonopah 75
Reviewer Contact Information
For any questions related to the comments herein please contact MCDOTPlanning@maricopa.gov
or 602-506-4619.
1st Submittal Comments
• The perimeter mid-section and section line alignments of the proposed development
requires the setback line to start from a future half street Right-of-Way of 40-feet and 65-
feet, respectively, per the Maricopa County Zoning Ordinance Section 805.
• Any work connecting to or which may impact 355th Avenue may require submittal of a
TIA/TIS and/or a MCDOT Right-of-Way Permit to determine any applicable requirements.
o If a TIA/TIS has been previously submitted, approval is valid for one year. If review
for construction is not underway within this time period, MCDOT may request an
updated traffic report to assess any changes in condition.
Page | 1
Subdivision
Infrastructure
& Planning Program
301 W. Jefferson St.
Phoenix, AZ 85003
S u b d i vi s io n @ m a ri co p a .go v
e s d .m a r i c o pa .g o v
The Maricopa County Environmental Services Department (MCESD) has completed review
for the Tonopah 75 planning case(s). Please note the following MCESD requirements for site
development:
Subdivision Infrastructure and Planning –
An Approval to Construct application is required and must be submitted to MCESD’s
Subdivision & Infrastructure Program for water, reclaimed water and/or wastewater system
infrastructure.
A Water Service Agreement signed by the Utility is required and must be submitted to
MCESD’s Subdivision & Infrastructure Program if the site/development will be provided with
water and/or reclaimed water by a Utility. A Capacity Assurance Form issued by the Utility
is required to MCESD’s Subdivision & Infrastructure Program if the site/development
wastewater service is being provided by a Utility.
For subdivision related questions, please contact the Subdivision and Infrastructure
Program at (602) 506-1058 or email subdivision@maricopa.gov.
Additional Notes –
*It should be noted that this document does not approve the referenced project. Comments are provided
for the benefit of the applicant for MCESD permit requirements and as an advisory to Maricopa County
Planning and Development Department. Other Maricopa County agencies may have additional
requirements. Final review and approval will be made through Planning and Development Department
procedures. Applicant may need to submit separate applications to the Maricopa County Environmental
Services Department for approval of proposed facilities regulated by the Department. Review of any such
application will be based on current regulations at the time of application.
Project Name: Tonopah 75
Primary Contact Name: Natalie Maikoski
Planning Application Type: General
Comprehensive Plan Amendment
APN(s): 504-11-016N, -R, -S, -T, -U, -V, -Y,
-Z, -017E, -028, -030
Reviewer: Elliott Wheaton, P.E.
Email: Elliott.Wheaton@maricopa.gov
Phone: 602-376-6035
Planner Name: Isaac Perez
Planning Case #: CPA260003
Date: March 5, 2026
Water and Waste Management Division
Global Water Resources, Inc. - Corporate Headquarters
Phone: 480-360-7775
21410 North 19th Avenue, Suite 205, Phoenix, AZ 85027
Fax: 844-232-3517
gwresources.com
Via email: john.holman@epsgroupinc.com
May 14, 2026
Tony Modi
c/o EPS Group, Inc
5112 W Arrowhead Lakes Dr
Glendale, AZ 85308
Re:
EPS 25-0385 – Tonopah 75 Will Serve Letter
APNs 501-11-016N, 504-11-016R, 504-11-016T, 504-11-016V, 504-11-016Y, 504-11-
016Z, 504-11-028, AND 504-11-030A
Dear John:
Global Water – Belmont Water Company, Inc. and Global Water – Hassayampa Utilities Com-
pany, Inc, (the “Utilities”) have received and reviewed your request for water and wastewater ser-
vices to the property generally located near the intersection of the I-10 and N. 355th Avenue, more
accurately described as APNs 504-11-016N, 504-11-016R, 504-11-016T, 504-11-016V, 504-11-
016Y, 504-11-016Z, 504-11-028, and 504-11-030A located in the Maricopa County, Arizona (the
“Property”).
The Utilities have determined that the Property is not located within the boundaries of their service
areas as defined by the Arizona Corporation Commission’s Certificate of Convenience and Ne-
cessity (CC&N).
Therefore, the Utilities will provide water and wastewater services to the Property, subject to the
following terms and conditions:
1. APNs 504-11-016N, 504-11-016R, 504-11-016T, 504-11-016V, 504-11-016Y, 504-11-016Z,
504-11-028, and 504-11-030A are not located within the boundaries of the Utilities service
areas as defined by the Arizona Corporation Commission’s CC&N. Adding these parcels to
our service areas require applications to the Arizona Corporation Commission for the extension
of our CC&Ns. The applications are litigated processes that take approximately 12 months
from filing to a final decision. The timeline depends on the ACC’s scheduling and is beyond
GWR’s control. Both the Schedule and approval are not guaranteed
2. If applicable, Irrigation Grandfathered Rights must be converted to Groundwater Savings
Credits and transferred to Utility. The application and guidelines for the process may be found
on the ADWR website at: https://www.azwater.gov/ama/ag-to-urban. It is suggested that
the assistance of an attorney well versed in Arizona water law be consulted for assistance to
complete this application.
Global Water Resources, Inc. - Corporate Headquarters
Phone: 480-360-7775
21410 North 19th Avenue, Suite 205, Phoenix, AZ 85027
Fax: 844-232-3517
gwresources.com
3. Depending upon what is ultimately constructed on the Properties and the related water and
sewer demand requirements, the Utilities and the Property owner(s) may be required to enter
into a Master Utility Agreement (the “MUA”) providing for the establishment and the exten-
sion of appropriately sized infrastructure to the Property.
4. The developer will be responsible for all the costs associated with constructing the off-site
infrastructure needed to provide water and wastewater utilities service to the Property.
5. If the on-site infrastructure necessary to serve the Property is to be dedicated to the Utilities,
Main Line extension agreements (“MXA”) will be required. Currently, the fees associated with
each line extension agreement are equal to 10% of the estimated cost of the infrastructure to
be transferred to the Utility, or $7,500.00, whichever is greater.
6. Prior to establishing service in any parcel, Bill of Sale for the infrastructure to be transferred
to the Utilities must be completed. The terms of the MXAs describe the Bill of Sale process
for the water and wastewater service infrastructure. Please also refer to the attached checklist
for use in gathering the documents needed for that process.
7. Plan review and approval are required, and design shall be in accordance with the Utilities
Design and Construction Standards. These standards are available at www.gwresources.com
under the Developer Resources tab.
8. Hook-up fees for water service are based on the size of the meter and must be paid as required
by the tariff. A copy of the hook-up fee tariff and fee schedule is also available at www.gwre-
sources.com under the Customer Resources tab.
9. Hook-up fees for wastewater service are based on the size of the service laterals and must be
paid as required by the tariff. A copy of the hook-up fee tariff and fee schedule is also available
at www.gwresources.com under the Customer Resources tab.
10. A meter and service line connection application and associated fees must be completed and
paid for each meter or service line prior to connection. A copy of the application, which in-
cludes a fee schedule, is available at www.gwresources.com under the Customer Resources
tab.
11. The provision of utility services to the Property by the Utilities is subject to the statutes, laws,
rules, regulations, orders, directives, and/or ordinances of any governmental authority with
regulatory or statutory jurisdiction over the Utilities, and/or over the installation and mainte-
nance of the Utilities’ infrastructure. The provision of services is also subject to the Utilities’
applicable tariffs on file with the Arizona Corporation Commission. The tariffs in effect for all
Global Water utilities can be found on the Rates and Tariffs page of our website, located at
https://www.gwresources.com/ratesandtariffs. Therefore, the terms and conditions under
which Utility service may be provided are subject to change over time, and at all times the
then-current rules and regulations will apply.
Global Water Resources, Inc. - Corporate Headquarters
Phone: 480-360-7775
21410 North 19th Avenue, Suite 205, Phoenix, AZ 85027
Fax: 844-232-3517
gwresources.com
12. This letter will be valid for two (2) years from the date it is issued. After that period, it will
automatically expire without any further action required by either party. Please note that the
terms of this letter may change if new information about the project becomes available.
We look forward to working with you on the development and implementation of your project.
Sincerely,
Pankaj Shah
Development Services Project Manager
A subsidiary of Pinnacle West Capital Corporation
Station 4620
P.O. Box 53933
Phoenix, AZ 85072-3933
www.aps.com
DATE: 4/20/26
NAME: Tony Modi
COMPANY NAME: c/o EPS Group, Inc Jay Ryan
Attn: John Holman
1130 N Alma School Rd, Ste 120
Mesa, AZ 85201
RE: 2N 5W 31 SW
To whom it may concern,
The above-referenced project is in Arizona Public Service Company’s electric service
area. The Company extends its lines by the “Conditions Governing Extensions of Electric
Distribution Lines and Services,” Schedule 3, and the “Terms and Conditions for the Sale
of Electric Service,” Schedule 1, on file with the Arizona Corporation Commission at the
time we begin the installation of the electric facilities.
Application for the Company’s electric service often involves the construction of new
facilities for various distances and costs depending upon the customer’s location, load
size, and load characteristics. With such variations, it is necessary to establish conditions
under which Arizona Public Service will extend its facilities.
The enclosed Schedule 3 policy governs the extension of overhead and underground
electric facilities to customers whose requirements are deemed by Arizona Public Service
to be usual and reasonable.
Sincerely,
Mayra Gonzalez
Customer Project Representative.
Buckeye Construction
Lumen/CenturyLink Engineering
5025 N Black Canyon Hwy
Phoenix, AZ 85015
bics@centurylink.com
April 13, 2026
Tony Modi
c/o EPS Group, Inc
Attn: John Holman
1130 N Alma School Rd, Ste 120
Mesa, AZ 85201
RE: EPS# 25-0385 - Tonopah 75
Dear Tony,
The above-mentioned project is in the parcel of land APN #504-11-016N located in Maricopa County, AZ.
In response to your “Service Availability” request for the above-mentioned Commercial development
located at the NEC of W McDowell Rd/W Van and N 355th Ave, Tonopah, AZ 85354, this letter is to
acknowledge that this subject property is within the Lumen/CenturyLink serving territory.
The tariff Rates and Regulations prescribed for service for this area are on file with your State Utilities
Commission.
Sincerely,
Kelly Samorano
Manager Local Network Implementation
AZ Central/Northern
Kelly.Samorano@lumen.com
1600 E. Northern Avenue / Phoenix, Arizona 85020-3982
P.O. Box 52075 / Phoenix, Arizona 85072-2075 / (877) 860-6020
www.swgas.com
April 24, 2026
Rene Peregrino
Jay Ryan Resources
RE: Natural Gas Service: Tonopah 75 Site
In response to your recent inquiry concerning the availability of natural gas to the
above location, Southwest Gas Corporation is the natural gas supplier for this
area. However, we don’t have facilities near the site. In fact, it is several miles
away.
Natural gas is available to serve this project in accordance with our Rule Six as
filed with the Arizona Corporation Commission. We extend our facilities based on
economic justification. Without reviewing a preliminary engineering plan for this
project, we cannot, at this time, determine what fees would be required from the
developer. We are interested in serving this project with the preferred fuel,
natural gas, and look forward to hearing from you as plans progress.
If you have any questions regarding our policies or procedures, please contact me
at 602.818.1891
Sincerely,
Jeff Shelton
Supervisor/Energy Solutions
Central Arizona Division
1
Isaac Perez (PND)
From:
Rhonda Buss <rbuss@azland.gov>
Sent:
Monday, February 23, 2026 2:50 PM
To:
Isaac Perez (PND)
Cc:
Karen Dada
Subject:
CPA260003 and Z260006 General CPA and Zone Change ASLD Comments
Categories:
Green Category
This Message Is From an External Sender
This message came from outside your organization. Please use caution when corresponding outside the county.
Dear Isaac Perez,
Thank you for the general comprehensive plan amendment and zoning change public notice. ASLD does
not have a comment on the project itself. However, the narrative states primary access will be off
McDowell Rd. Upon initial review, 335th Ave. does not appear to have roadway easement along the entire
length from I-10 to McDowell Rd. or along McDowell Road. Please contact ASLD ROW at rws@azland.gov
for easement information through State Trust Land (STL) as necessary.
Please feel free to contact me if the County would like to discuss.
Thank you,
To help
protect y
privacy,
Micro so f
Office
prevente
auto mati
downloa
this pictu
from the
Internet.
Rhonda Buss, AICP
Planner III
1110 W. Washington St
Phoenix, AZ 85007
602-542-3126
land.az.gov | Facebook | Twitter/X